I have a deal that meets my criteria and will have good returns for investors but I cannot find a sponsor to partner with.

I manage my out of state partners rehabs.......I would find an unbiased person to at least go behind the PM to verify everything

Alternately, it will greatly improve your negotiating position if you elect to partner with a builder / developer in the area to  actually bring the project out of the ground together.

I think part of it is that we build a relationship of trust with our cleaners and make them feel like we are partners (which we are).We pay our inspectors an hourly rate.

After 4 weeks I realized the problem here is not finding a equity or debt partner and no even convince the Seller to go Subto.

Keep reading, listening to podcasts, and learning from others' experiences to refine your strategies.Consider Your Financing Options: Explore different financing options, such as conventional loans, hard money loans, or even partnering with other investors, to find what works best for your situation.I'd love to connect and share more insights as you embark on this journey.

If you start pooling money from people who are not full partners (i.e. have decision making power), you will start to cross into the territory of securities, in which you will be subject to SEC rules.

Contact me with your buying criteria and I will partner with you to find your next investment property in Raleigh, NC. 

I would have only done the $2000 Essentials program and split that with a partner. $1000 Investment for me and the community that comes with it.Since you don’t recommend this kind of thing what would you recommend for someone starting out who wants mentorship?

If you are against PM's than you might want to consider partnering with someone with strong decision-making skills.